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HomeMy WebLinkAbout083-00TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: October pZ~ ~ 2000 To: Parties Decision of following: in Interest and. Others concerned with the the BOARD OF APPEALS in the Application of the Application No.: Owner/Applicant: INC. 083-00 NANTUCKET COMMUNITY SERVICE, II, Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed in the office of the Nantucket Town Clerk. An Appeal from this Decision may be taken pursuant to Section 17 of Chapter 40A, Massachusetts General Laws. Any action appealing the Decision must be brought by filing an complaint in court within TWENTY (20) days after this day's date. Notice of the action with a copy of the complaint and certified copy of the Decision must be given to the Town Clerk so as to be received within such TWENTY (20) days. 1 Mich O'Mara, Chairman cc: Town Clerk Planning Board Building Commissioner PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING~TO NANTUCKET ZONING BY-LAW §139-30I (SPECIAL PERMITS); §139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. NANTUCKET ZONING BOARD OF APPEALS 37 Washington Street Nantucket, Massachusetts 02554 Assessor's Map 55, Parcel 59.1 150 Orange Street OIH ~ Lease, Book 656, Page 191 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, October, 13, 2000, at 1:00 P.M., in the Conference Room, in the Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the following decision on the application of Nantucket Community Service, II, Inc., c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 083-00: 2. The applicant is seeking relief by SPECIAL PERMIT unfler Nantucket Zoning By-law §139-33.A (alteration and expansion of a pre-existing, nonconforming structure). The applicant proposes to alter a structure containing eighteen dwelling units situated upon the subject property by constructing an addition which will contain eight (8) new units. The addition would conform to all requirements of the zoning by-law, including height, and would not create any dimensional nonconformities nor increase any existing nonconformities. The subject property is nonconforming as to height, the existing structure being in excess of 30 feet in height, the maximum permitted in any district (§139-17) The subject property (the "Locus") is situated at 150 ORANGE STREET, Assessor's Map 55, Parcel 59.1, and is zoned as SPECIAL DISTRICTS ACADEMY HILL AHD AND OUR ISLAND HOME OIH. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. There was no Planning Board recommendation. Except for the applicant's presentation, there was no support nor opposition presented at the public hearing. 4. As presented by the applicant, the Locus consists of a lot owned by the Town of Nantucket and leased to two non-profit corporations, Nantucket Community Service, Inc. and Nantucket Community Service, II, Inc. The applicant wishes to alter the structure containing eighteen dwelling units, by constructing an addition which will not exceed height requirements. The addition would contain eight additional dwelling units. 5. As the alteration of a structure which will not intensify any nonconformity nor create any new nonconformity, the applicant would not require any zoning relief for the proposed addition, but for the fact that the existing building on the Locus exceeds thirty feet in height. Accordingly, any alteration to the structure upon the Locus requires relief by Special Permit under Nantucket Zoning By-law §139-33.A, for the alteration of a pre-existing nonconforming structure. The standard for relief is whether the proposed alteration or extension will be 1 substantially more detrimental to the neighborhood than the pre- existing nonconforming structure. 6. In this case, the Board of Appeals found that the proposed alteration and expansion would not be substantially more detrimental than the pre-existing nonconforming structure. The work will not alter any portion of the structure which is nonconforming with zoning. In fact, the addition will accomplish a public benefit, in that the addition will provide additional housing for elderly, low income residents. Accordingly, by a UNANIMOUS vote, the Board of Appeals GRANTED relief by SPECIAL PERMIT, for the construction of the proposed addition. Dated: Octobe~, 2000 v~ OGT 2 7 ~OQO f:\wp\landmark\zbadec.doc Michae4 J \ O'Mara William Houriha Jr.` Da~ W. W Q ~ I~' Ill Sar~~rd D. Neil-Parent 2 TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 508-228-7205 NOTICE A Public Hearing of the Nantucket Zoning Board of Appeals will be held at 1:00 P.M., FRIDAY, OCTOBER 13, 2000, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: TOWN OF NANTUCKET FOR ITSELF AS OWNER AND FOR NANTUCKET COMMUNITY SERVICE, INC. BOARD OF APPEALS FILE NO. (083-00) Applicant (NCS,Inc.) is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw Section 139-33A (alteration/expansion of apre-existing nonconforming structure/use). Applicant proposes to construct an addition onto a structure that is over the maximum allowable height of 30 feet. The existing structure, known as the "Landmark House" currently contains 18 dwelling units and the new addition would contain eight (8) new units. The use and increase in units are allowed as a matter of right under Nantucket Zoning Bylaw Section 139-14B (Our Island Home District, permitted uses). However, the structure is arguably still required to meet dimensional requirements as the Board deems appropriate, i.e., parking and height as specified in Bylaw Sections 139-17 and 139-18, respectively. All parking requirements will be met for the entire complex and height limitations will be met on the new addition. The Premises is located at 150 ORANGE STREET, Assessor's Map 55, Parcel 59.1, Plan File 18-D, Lot 1. The property is zoned "Special Districts Academy Hill AHD and Our Island Home OIH". Michael J. O'Mara, hairman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL THE OFFICE FOR FURTHER ASSISTANCE AT 228-7215. ,'~„w; .,. r ; ~~. •.~ •>$011 Form 1-89 NANTIIC~T ZON7.~J3 BOARD OY APPEAI,B ~ ;. TOWN AHD COIIDiTY BIII7,UINa D~- • ' NAHTIIC1UrT, ~tA 0255` ,~p2-~~ ~~~ CASE No. ;!` $pP?,?'CATT_ON FOR REL1'EF ;., ovner's name (s) : ~OC.Un 0~- ~a h`f U~CQ~ ~~ Mailing address: ~~ E3a~hc~ S~f NaY1`lz.~f cs~ . rYl ~LSS~ F: • Applicant's name: l~(lYl~f'[JC~CS2~f-~~IY~~YII I ~e ~~~~-V1 C's • Mailing address: ~ ~~-f O~"J~YI~'~.~ S~ NC~YI`fr~Cl~fi', yy1~--02_.S•• Location of lot: AsseS~or'& map and parcel number ,~- ~~. / street address: Registry Land•Ct'Plan, $l~n Sk & Pg o Plan File ~_ Y,ot~,_ '. bats ].ot acquired: ,_/~_ Deed Ref _,,,_ Zoning' district Q~ -~ CD? Uses on lot -~.coatmeraial:' None ,_,, or -- - number of: dwellings~~ dupl~ex~ spar ments_„ rental rooms Suilding•date(s): all pre-8/72? _ or c of o?•_ Building Permit appl'n. Nos. Case Nos. all.•SoA applications, lawsuits: •Stats fullyy all zoningg relief sought and respective Code sections and subsections, specifically what you propose edmppaced to present and what grounds you Ctrge for BoA to make each findingg per Section 1~9-32A i! Variance, 139-30A if a special Permit (and 139-33A ~Bif to altar or extend a nanco~'orming rise). If ap eel per 139-3~A _ , attach tTscision or order appealed. OK to'a~tach addendum . s~~ ~e~Q Gl~?~ 02 ~ -~ ~ic~Q c~. -,ekta~~~ a, o~ ~~ g ~ ~ ~ ~ - ~ ~ ~ ~ ~f ~r~ ~'r0~ (b~r~ak~~.,~s., i ~ wx.~~ .~ t~ a~4cQ~~-~o~n~tc.x~(c~~ c~ ~ Items enclosed as part of this Application: orderl addendum2 ,Locus :aap_ Site plan showing present +planne3 structures Ploor plans present proposal slsvat~ris (HDZ°-tipproved?_). Listings lot area frontage setbaoks,_ G~YF' parking data Assessor-aertifie3 adc}zesseE I~t 4 sets- ma~l~ labels 2 sets_ 200 fss payable to Towm of Nantuokst proof cap' covenant (If an appeal, ask To~~n Clerk•to ssn3-Bldg Comr s record to BoA~ I certify that the requested information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties of p~~rj~ury~. SIGNATURE: __ ~ ~-~e.'~ ~ • ~" Applicant li Attorney/agent _ ~(It not owner yr owner's attorney, enclose proof of authority) W~ U~ QOo W Q ~ Y ~ UwY ~U~ z oa f- Z • FOR /SoA OFFICE USE Application copies recd: 4 `! or for 8oA on,~ ~ by~~~~~ One cow file wn Cler n ~ by co:~plete One c sac to ~Pln nd mil g a t,~/l~ y~„~,-_~- S20 check own Treasurer o by waived? ~saring notice poeted„~/ _,,, ma I b M,~/~, Lam/ ~~ . ,. Hearing(s) on„_/_/,,,_ aont'~j to,_/,_/,_, ,_/,_/,_, withdrawn?J,_/_ Osaision due by,_/,~_ made„J„,'~ filed TCJ_„ J" mailed~,_/,_ sae relatied.c~se~ law6ui~s • other 0 0 o ~ N ~~ c~ a= w- cn ~ 'Y W ~' W ~U ------ _ ~~ ~~- <~~/~-2~ ~ f ~ S ~~~ ~ Map : 55 Parcel :59.1 # 144 Orange Street Landmark House 18 wait elderly/1-andicapped housing Lot Area :75,001 s. f. +/- Now With 1998 Ea1~ausion Ground Cover Ratio Greenspace Buildings Concrete Asphalt Brick Parking Parking Provided Parking Required 18 Units 26 U-uts 7.1% 11% 69% 64% 5,294 8,442 1,149 16,277 858 11 Cu--reut Proposed 9 13 Be----arcl D. Grossman comn.uwity room and kitchen cu---•ently used for adult day care {~ ~ 11 clients 2 employees used 3 days 8 a.-n. - 3 p.m. cu--rently certified for occupancy of 237 staudi~-g 47 sitting (restaurant use I space for 4 seats or public assembly 1 space for 4 ~~ ~ seats = 12 spaces) Offices: 650 s. f. +/- 1 Full time , 4 part time employees = 4 spaces Nantucket Conuuunity Se-vice: 65 s. f. +/- 1 part time employee -~ Elder Services :364 s. f. +/- 2 employees, 1 fi-11 time, 2 part time eiP _ Fuel Assistance: 224 s. f. +/- 1 part tune ~- Now With 1998 Expansion Total Requirement: ~~ ~/ ~~. Zone OIH Our Island Home Louiug Minimums -None Defined Underlying 7.oiie RC - RC zoning muiunums suggested and used below. Map : 55 Parcel : 59 # 9 last Creek Road Our Island Home: 45 bed public nursing Home with 66 employees - 30 peak period Lot area :120,600 s. f. +/- Ground Cover Ratio: 17% Greenspace : 62% Buildings :20,647 Concrete :23,135 Asphalt :1.,940 Brick :443 Parking Required : 33 spaces Parking Provided : 29 spaces (9 spaces used by Laiulmark House) ~ --•---------- -------- - - -- - --- ~ I M 102 000 1 i1 4 •` NANTUCKET HARBOR 1 ~ i `s~-1~ I ~ ` \ s ~ ` 6irlt ei 200'SGOIt Ma in ~- ieMN a• 00 O- MAMTOCR[T j tr a Stt :A St0 YaDOiny - SAttt No.'t SS.4.S, SS.5.1 and 53.1.4 • ( ~ iitrawrw ~ . . Ru m 1) tt TOOM Of - a.aR { A~ NRNTVCR[T _' tt n aN, ttta annr ~r W.w tTattl ~ ~ N I :e .. 1 1 ,. 1., /a . »a .~,1 }I. lVS ... tM~ f 8 ~ ' a. • TOOK 01 N,INTUGR[T ('~~ GRE[Ri .N ~ f<-N ` ` i 1 i )r a tN au V\` jl I ` P ~• N u - _~ ' x.11 = »t t Nr 111 „ •r I a a a a . •MI to ~ `( _, a t ` • t.RR:r ryltr 3 I~`• aT •. ~a a a'r` ; "y~~a r. :fr r [ O .I I :w a» H w J ». aN „ lu K• p ~ •I.p1 '? 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Na r Ita r tlt \ N-M 1 F rp M lal yl L / [ tr tla ty r {Q M 5~0 M ~ T tp l 1 .i w N -',` tla n a 5 Pf'•• ar 7s ~ att ~1 !0 O(0 \ ~1 r .rat If , • n '! ^a 'h r le M .5 W r •~ ' n n y !~ tT-N ti g0 •{ I M r a » w N r ~ • S 'KI dr Sr •~ ,~ • l ~t I.L,~)\~~ l l ~ y _ N•tt .) .. tal ~ R M O00 v ;~. a0 ' - . y t I • I T _ ~ ~ SCNOFIELO BROTHERS, INC. (~~ \ 'Yy r « ; 1 aRer[ttRlwaa awoRrcn ~ tlttlar-aR aRNr t11RV[atNt ~ 1 ~ alleer N+oe: ~^R la r[tuaa [•. IrNrtGR[T. rant. . ~ ~ 11 •• . 1 (;~ i I i flat 1 1 ~tti ~ ....~,.. aN.,R. ~~, p `C~ r-. .,,, ~•.•: x.11 R ~~ I a •1 ~>t _~yG~~ a~R r r ~ ... ` '•~` • ~~~~, w ~p ,.~t ,~1~(. ~ 1~~ l 1~. •1 ~ - r C r N r'~eI n - t , >.f~ ~ i I ~f'~-' ; ~1. j• {i~~ cr.•t~---~-e .tR ~ ~ '~ ~~~F~r4h• ~•,.Y~1~ rte' t - _ .. ~ I i ,1 ..a . 1 (!;~ ~1t11Z Ik .41j C lv~..~~-+ .1 0 ..... t`/ .1 - l ,, y:'_ ~ sar P~. .. ..p . ~.~It RECEIVED BOARD OF ASSESSORS q, TOWN OF NANTUCKET ZONING BOARD OF APPEALS SEP 1 4 2000 TOWN OF NANTUCKET, MA LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF PROPERTY OWNER:....~i~/W©. j.L.l.,~/.`•.~ ......1-,~{.J•(d.;~.'.~ ............... MAILING ADDRESS:I~~~!".......C.S.I.°r.9.n~•~{ ......~~.d.2.1...... PROPERTY LOCATION :............/.~,L~}~ •1 t."~C.~.../~• 1'4 . . ASSESSORS MAP/PARCEL:.....~5.."..~~i...L .................... SUBMITTED BY:....~.,f~.~il..'~'U..~.IZ.~.~.....~.C7X!i.~!~..U.~s.r.~.'~.s......~~`~2./lc (=S ~IC~icn,,,~ l'I~clc~t,~ ~ %~ SEE ATTACHED PAGES I certifj• that the foregoing is a list of persons who are owners of abutting propem~, o«~ners of land directl~• opposite on any public or private street or way; and abutters of the abutters and all other land o~~ners ~~~ithin three hundred feet of the propert}' line of owner's propert}~, all as the` appear on the most recent applicable tax list. (M.G.L. c. 40.A, Section 1 1 Zoning Code Chapter 139. Section 139-29D (2) ). ..~//..9,/. DATE ASSESSOR'S OFFICE TOWN OF NANTUCKET v m b a e 0 H VpN .i h a N N m u u a r N H 7 i ~ ~ i 7 W D4 U i 'z ~ a x 0 0 u • i w ul P u x u 0 0~7 p p F q F ~ N% C mF K W fF/1 N p F F~ F F O K k 2 EKn O F O O w p w a oa ~ ! ! N a n o N ./ N V H T If1 rl r/ '/ m .i .-1 n ei .i N 'I N N ! ! ! N ! ! ! N ! a u~ ! ! ! ! N 1l1 1!1 m YI Y1 Y1 m ! 1!1 O I(1 1I1 N 1l1 N 1f1 N! N N h!! N m 1!1 1!1 1fl ~ N N N N N N N N T N! 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